[Assessed 88.5%] Land in Kawagoe, Saitama — 15 min from Kasumigaseki Sta.

A lot sold with an old house in Oaza Matoba, Kawagoe, a 15-minute walk from both Kasumigaseki Station on the Tobu Tojo Line and Matoba Station on the JR Kawagoe Line (a photo caption gives 12 minutes from Matoba), and 18 minutes from Nishi-Kawagoe Station on the JR Kawagoe Line. It sits in a small residential pocket south of Tokyo International University's second campus and north of the Kawagoe-Hidaka prefectural road; a pedestrian and bicycle path and the prefectural road run along the south side of the property.

The land is 109.73 m² (registered area) of freehold, registered as residential land, on flat ground. It faces a 4.2 m wide public road on the west side with about 7.14 m of frontage, near the end of a dead-end road entered from the north. There is no private road burden and no setback. The lot plan shows a roughly regular lot of about 8.85 m by 11.76 m (only the southwest side is angled), not a flag lot. It is in a Category 1 residential zone with 60% building coverage, and the floor area ratio is limited to 168% by the width of the front road. Public water, public sewer, city gas and electricity are available. ⚠️ An old house stands on the lot (its structure, floor area and year of construction are not stated in the listing, so the building is valued at 0 yen in the assessment). The exterior photos show a two-story house; it is handed over as is (timing negotiable), with no building-contractor condition. The agent is Century 21 Meiwa House (brokerage).

The road price adopted is 100,000 yen/m² for 2026. Oaza Matoba spans 16 sheets of the road price map, so we checked the listing's map position with the GSI reverse geocoder and aerial photos and narrowed it down to the dead-end road on map 26054 that matches the lot plan (100,000 yen/m², leasehold ratio D). The same road was 98,000 yen/m² in 2024 and 100,000 yen/m² in 2025 and 2026. Against the price of 12.4 million yen, the land alone gives an assessed ratio of about 88.5%.

In the 8 listing photos, the front road and the lot are at nearly the same level (a curb-height step), and the neighboring lot to the north and the garden on the south side are also level. No retaining wall or stepped access appears. The rear (east) boundary is not shown in any photo and needs to be checked on site. The listing was first published on January 9, 2026 and has been online for about nine months. Distances to the convenience store, drugstore and supermarket are those shown by the listing source (athome); distances to restaurants are straight-line distances from the listing's map position (measured with OpenStreetMap).